2004_Condition_Assessment.pdf

CONDITION ASSESSMENT REPORT

Of the

MAIN & BROADWAY

PARKING STRUCTURE

Urbana, Illinois

Prepared for:

PUBLIC WORKS DEPARTMENT

CITY OF URBANA, ILLINOIS

Submitted by:

DESMAN ASSOCIATES

Chicago, Illinois

AUGUST 2004

Project No. 50-04179

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August 20, 2004

Mr. N. Patrick Pioletti Public Facilities Manager City of Urbana Public Works Department 706 South Glover Avenue Urbana, IL 61801

Re: Main & Broadway Parking Structure Condition Assessment Report

Dear Patrick:

Desman Associates has completed its evaluation of the parking structure located at Main Street and Broadway Avenue in Urbana, Illinois. The two level free standing parking structure built around 1983 primarily serves local business patrons in downtown Urbana. The evaluation consisted of a visual review of structural components, sounding of the parking level surfaces in an attempt to detect delaminated or de-bonded concrete and/or the deck coating system, visual review and retrieval of loose deck coating samples and photographic documentation of our findings. Our evaluation was performed in conformance with our proposal dated May 21, 2004 and accepted by the City Of Urbana on May 26,2004. Our field work was conducted on June

17 and June18, 2004.

This letter report is intended to summarize our findings and recommendations with respect to the condition of the parking structure

Objective

The objective of this assessment was to determine the current physical condition of the facility and develop an effective repair and preventive maintenance program to assure long-term

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Mr. N. Patrick Pio/efti Main & Broadway Parking Structure

City of Urbana August 20, 2004 durability of the facility. Based on the detennined condition, appropriate restoration procedures and their associated probable construction costs were to be presented to assist the Owner in preparing budgets for future, expected repairs.

Scope of Services

Our scope of services for this project provided for the evaluation of the current condition of the structure, selection of appropriate restoration procedures, preparation of probable construction costs, and presentation of findings and recommendations.

The evaluation of the current condition of the structure was accomplished through several means.

The field survey consisted of visual observation and photographic documentation of accessible areas of the parking facility, sounding of the various concrete and deck coating surfaces to locate deteriorated areas and retrieval of deck coating samples.

Based on infonnation from the field survey, and our experience with the restoration of similar structures, various repair programs, along with their associated construction costs and advantages or disadvantages, were considered. The probable construction costs presented were based on expected 2004 prices for labor, materials, and equipment in the Urbana area.

Executive Summary

Based on the results of our condition survey, the Main and Broadway Parking Structure is in

GOOD condition at this time on the scale of EXCELLENT-GOOD-FAIR-POOR. The Ground

Level slab on grade and the Second Level structural slab are perfonning reasonably well considering their age, construction and type of restoration program implemented around 1993-

1994. We believe that the Second Level floor is currently capable of safely supporting the loads for which it was designed. Overall, the facility appeared to be well kept and maintained over the

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Mr. N. Patrick Pio/etti Main & Broadway Parking Structure

City of Urbana August 201 2004 years. The restoration program implemented around 1993-1994 was found to be a major contributing factor in preserving the integrity of the structure to date. We believe that preventive maintenance measures implemented in 1993-1994 performed well in protecting the structure from deterioration and costly future repairs. These measures, however, have almost exhausted their anticipated service lives and are showing signs of distress and deterioration. As evident through the good performance of this facility, proper preventive maintenance is crucial in assuring long life and durability of this facility and parking facilities in general. It is, therefore, important that the preventive maintenance items in place be restored to provide future protection for the structure against deterioration.

A preventive maintenance program has been developed to assure the long term durability of the facility. The program consists of repairs to the top sidc as well as bottom side concrete areas, replacement of elastomeric deck coating at the Second Level, replacement of expansion joint seals, sealant replacement, drainage improvements and fayade repairs. Along with these repairs the program includes miscellaneous repairs to parapet walls and stub columns. In our opinion, the preliminary cost to implement this program is around $320,000. The proposed repair program can be phased over several years if desired. The intent of the proposed preventive maintenance program is to ensure structural integrity of the facility, minimize future expenses for repairs and extend its useful life for many years to come.

Parking Garage Deterioration & Restoration - An Overview

Concrete is a stone-like material created by placing a carefully proportioned mixture of cement, sand and gravel or other aggregate, and water in forms ofthe shape and dimensions of the desired structure, and allowing it to harden. Concrete has existed and has been used in various ways for thousands of years, probably beginning in Egyptian Antiquity and is currently used as a building material in every country. The advantages of this building material include its high fire and weather resistance, local availability at low cost, and high compressive strength. On the other

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City of Urbana August 20, 2004 hand, it is a relatively brittle material whose tensile strength is low compared to its compressive strength. Since the late 19th century and throughout the 20th century, steel bars have been used to reinforce concrete members where the low tensile strength would otherwise limit load-carrying capacity. Under normal environmental conditions, steel reinforcing bars embedded in concrete do not corrode. A protective film of iron oxide is formed on the surface of the steel when it is encased in concrete. The natural alkalinity (PH value of approximately 13.2 or higher) associated with the hydration of the Portland cement in the concrete is usually sufficient to keep this protective film stable.

The service environment of parking structures is more severe than most other buildings and is more like that of highway bridges. In many cases, these structures are exposed to seasonal and daily ambient temperature variations. The associated thermal volume changes can cause -cracking of the slabs, beams, columns, and walls. Moisture and oxygen can enter the concrete through these cracks and initiate the corrosion process. With time, the volume increase associated with the corrosion formation will generate enough force to delaminate the concrete cover over the reinforcing steel or other embedded metals.

With the widespread use of salt deicing programs for our national highways, the condition of our bridge decks, parking garages and other reinforced concrete structures directly exposed to these elements, began to deteriorate. The relationship between the deterioration and the use of deicing salts was most evident by the extent of deterioration found in the "snow belt" states. With the development of this deterioration, programs were initiated to study the cause and effect of the problem so that repair procedures and preventive maintenance could be instituted.

Research during this period confirmed that corrosion of the embedded metals was the primary cause of the structural deterioration. It was further determined that the presence of chlorides in the concrete, from both external and internal sources, greatly accelerated the development of the corrosion process. External sources of chlorides mainly consist of deicing salts that may be applied directly to the slabs or carried into the garage by vehicles. Internal sources could consist

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Mr. N. Patrick Pio/eft;

Main & Broadway Parking Structure

City of Urbana August 20, 2004 of calcium chloride admixtures to the concrete, used in winter months to speed the temperature sensitive curing of the concrete mix. Chloride content of approximately 200 to 300 PPM per weight of concrete at the level of the reinforcing steel or other embedded metals is sufficient to accelerate the corrosion process. Repair programs began to consider that the only method to stop subsequent corrosion process deterioration was one in which all concrete containing threshold values of chlorides was removed, and chlorides and moisture were further prevented from entering the new concrete. However, removal of all concrete containing significant amounts of chlorides is seldom a practical solution.

A normal assumption made during the condition evaluation is that the structure was adequately designed and constructed in accordance with that design. Due to budget constraints and the ongoing operations of the facility, extensive destructive testing to further confirm existing conditions was beyond the scope of this investigation. As stated by the ACI (American Concrete

Institute) Committee 362 in their State of the Art Report on Parking Structures issued in 1985

(and refined in 1995) ... "Repairing an existing deteriorated structure involves many unknowns, uncertainties and risks. Especially with regard to repair of deicer caused corrosion damage, the process is considered an extension of the useful life of the deteriorated structure. It is not equivalent to building new structure with current technology." Therefore, in the development of alternative repair programs within this report, contingency funds have been anticipated and included in the probable construction costs to account for concealed, unknown, or unanticipated conditions that may be encountered.

The successful extension of the service life of the structure will also depend upon the degree of continuing maintenance provided after a major repair program has been completed. In most cases, some continuing deterioration can be expected to occur and funds should be set aside to address this requirement in future years.

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Existing Documentation

City of Urbana August 20, 2004

Desman was supplied with a full set of original construction drawings for the facility dated

March 28, 1983 and prepared by Main Street Associates of Urbana in association with Carl

Walker and Associates of Elgin, Illinois. The drawings included Civil, Architectural, Structural, Mechanical and Electrical disciplines.

Background and General Description

The Main & Broadway Parking Structure is a 2 level facility serving parking needs of the downtown Urbana-business patrons. It is a self park facility capable of accommodating approximately 210 vehicles. The facility is located on the northwest comer of Main Street and

Broadway Avenue in downtown Urbana and faces Main Street, Broadway Avenue and Elm

Street. The vehicular entrances to the facility are located on Main Street and Elm Street while the exit is on Elm Street only. The self park facility is operated in a one way traffic and angular parking mode. The facility is L-shaped in its footprint with dimensions of234 feet in the north south direction by 245 feet in the east-west direction.

The structure consists of a reinforced concrete slab supported continuously on the ground at the lower level and a structurally supported slab on the upper level. For the purposes of this report the lower level will be referred to as the Ground Level and the upper level as the Second

Level. The Ground Level is at street elevation with the Second Level approximately IS-feet above the street elevation. The two levels are connected by a two way vehicular access ramp on the northwest side of the facility. The area of the Ground Level underneath the ramp is utilized for parking office and storage facilities. Pedestrian access to the Second level is facilitated by two sets of stairs and one elevator. Two pedestrian bridges connect the parking structure with the adjacent commercial properties at the second level. The bridges span the north side alley and are not considered part of the parking structure due to their ownership arrangements.

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Mr. N. Patrick Pio/etti Main & Broadway Parking Structure

City of Urbana August 20, 2004

The structural system of the Second Level is pre-cast, pre-stressed, double tee floor planks. The majority of tees are 'pretopped,' indicating the driving surface is included as part of the pre-cast unit. The pretopped tees are typically 10 feet wide spanning 52"-4" between inverted "T" beams and pre-cast spandrels along the exterior. The floor areas over the occupied spaces and at the north end of the structure feature 8 feet wide tees with cast in place concrete topping. Cast in place concrete topping is also utilized over the inverted "T" beams and in the comers.

The second level features an isolation joint along column line "1" separating the east and the west portions of the structure. The vehicular ramp is also separated from the west portion of the deck with isolation joint at its base. Other isolation/expansion joints are located at the junction of pedestrian bridges and structure as well as along the stair towers at the Second Level.

The building facades consist of columns, spandrel beams and parapet walls that are clad in brick.

The stair towers are also clad in brick with concrete masonry wall back up. A aluminum frame glazed with fixed window glass bus shed is featured along the east elevation.

Water run off removal from parking areas is facilitated through several area drains located on each parking level.

Electrical lighting system consists of high pressure sodium lighting fixtures wired through exposed electrical conduit. Overhead type electrical snow melting system is featured at the base of the vehicular ramp between the ground and the second levels.

Restoration/repairs to the parking facility were undertaken around 1993-1994. Although we do not possess any documentation related to those repairs our observations and discussions with the building staff and area contractors indicate that the following work was performed:

• Control joint sealant replacement in cast-in-place topping areas of the Second Level.

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Main & Broadway Parking structure

City of Urbana August 20, 2004

• Tee to tee joint sealant replacement in pre-topped areas of the Second Level.

• Cove jOint sealant replacement at the Second Level.

• Expansion joint seal replacement along column line "J" and the base of the ramp.

• Expansion joint seal replacement around stair towers at the Second Level.

• Application of elastomeric deck coating at the Second and Ramp.

• Installation of the coping cap over the spandrel beams and parapet walls of the Second

Level.

• Caulking of fafade joints between aluminum and brick and around doorways.

• Application of penetrating sealer to fafade vertical brick and concrete exterior surfaces.

• Application of penetrating concrete sealer to slab on grade surfaces of the ground Level.

Field Observations and Testing Procedures

A visual examination of the top areas and ceiling areas of the facility was perfonned. recorded on drawings, and documented with representative photographs. Some of these photographs have been included in Appendix A of this report. The top surfaces of the supported parking areas and ramps were sounded with a chain and heavy metal rod in an effort to detennine general locations where the deck coating and/or concrete slab are debonded/delaminated. Selected surfaces of the slab soffits, walls and columns were observed and sounded with a hammer or steel rod where possible. These sounding procedures were used to locate delaminated areas of concrete.

Several deck coating samples were collected from deteriorated areas to be used for detennination of the coating system problem causes. The sample photographs are contained in Appendix A

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Mr. N. Patrick Pio/etti Main & Broadway Parking Structure

Findings, Conclusions and Recommendations

Findings

1. Ground Parking Level

City of Urbana August 20, 2004

The Ground Parking Level floor is a concrete slab supported on grade. The slab appeared to be in good condition. Some concrete cracking was observed in isolated areas as illustrated on Photo 7.

Concrete cracking is most likely due to shrinkage and/or thermal expansion/contraction of concrete and is not a cause for structural concern.

Evidence of concrete spalling around a floor drain was noted at one location. This condition is depicted on Photo 8 and has most likely resulted from water accumulation and freezing on the top of the drain body flange. As in the case of concrete cracking, this condition is not a cause for structural concern.

2. Second Parking Level and Ramp

a. Elastomeric Deck Coating.

The type of elastomeric deck coating installed around 1993-1994 typically consists of three layers. The bottom layer is a primer designed to assure adhesion to the concrete. The base coat over the primer is the main waterproofing component of the system designed to waterproof the concrete deck. Typically, the base coat is a thin layer of elastic material designed to expand and contract with the movement of the deck and across moving cracks and joints in concrete. The top coat or wear course over the base coat is designed to protect the base coat from the effects of traffic and the elements. It is a thin layer of polymer material of lesser elasticity and higher toughness that the base coat that contains embedded aggregate to provide for tire traction and abrasion resistance.

The elastomeric deck coating is currently in fair to poor condition and appears to have

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Mr. N. Patrick Pioietti Main & Broadway Parking Structure

City of Urbana August 20, 2004 exhausted its useful service life in many high wear areas. Signs of wear and coating deterioration are evident throughout the Second Level. As shown on Photo 9, a majority of coating in the driveways and turning areas have worn out due to vehicular traffic abrasion action. Some areas have worn down to the base coat of the system while others have worn down to the underlying concrete surfaces. At some locations the deck coating appeared to be damaged due to snow plowing operations as shown on Photo 10. Many areas of deck coating on the second level and the ramp displayed deterioration of its top surfaces in the form of random cracking or "alligatoring" as shown on Photos 11 and 12. Wear and deterioration of the coating system found in the facility are typical for its age, traffic and environmental exposure.

b. Control Joint Sealant-Cast in Place Topping Areas.

The original contr:ol joint sealant in cast in place concrete topping areas was replaced around

1993·1994 with new sealant. The current joint sealant is in good condition with only isolated areas showing signs of wear and/or deterioration. Photo 13 illustrates a deteriorated portion of joint sealant. This condition translates into moisture penetration into the floor system and leakage to the floor below. Moisture access into the floor system can cause corrosion of the embedded metals such as welded wire mesh in topping and result in deterioration of the surrounding concrete. Majority of such sealant deterioration was observed in areas of deck coating deterioration exposing the sealant to the deleterious effects of traffic and the elements. Although the age of the sealant material approaches its designed service life, we believe that it can still perform its function for many years to come. The main reason for such an assessment is that the sealant has been shielded from traffic and UV exposure by the elastomeric deck coating and thus has retained its essential qualities and characteristics.

c. Tee to Tee Joint Sealant-Pre-Topped Areas.

Similar to the control joint sealants, the original tee to tee joint sealant was replaced around

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Mr. N. Patrick Pioletti Main & Broadway Parking Structure

City of Urbana August 20, 2004

1993-1994 with new sealant. The current tee to tee joint sealant is in good condition with only isolated areas showing signs of wear and/or deterioration. Photo 14 illustrates a deteriorated portion of joint sealant. This condition translates into moisture penetration into the floor system and leakage to the floor below. Moisture access into the floor system can cause corrosion and failure of the tee to tee shear connectors and thus negatively affect the integrity of the floor system. As in the case of the control joint sealants, majority of sealant deterioration was observed in areas of deck coating deterioration exposing the sealant to the deleterious effects of traffic and the elements. Although the age of the sealant approaches its designed service life, we believe that it can still perform its function for many years to come.

The main reason for such an assessment is that the sealant has been shielded from traffic and

UV exposure by the elastomeric deck coating and thus has retained its essential qualities and characteristics.

d. Pre-cast Tee Top Surfaces.

Pre-cast tee top surfaces appear to be in excellent condition. Our sounding of these areas did not detect signs of concrete deterioration. This is most likely due to the protection of those surfaces afforded by the deck coating in combination with good quality pre-cast concrete.

e. Cast-In Place Topping Surfaces and Curbs.

Areas of cast in place concrete topping are generally in good condition at this time. Some concrete deterioration of these areas was detected in isolated locations and constitutes less than 10% of total cast in place topping areas. Typical examples of cast in place topping deterioration are shown on Photos 15 through 19. Deterioration of transition ramp in front of the east pedestrian bridge is illustrated on Photos 15 and 16. Photo 17 depicts concrete deterioration in the built up area of the northwest comer, while Photo 18 shows spalling of built up area near the south stair tower. Concrete deterioration in the vicinity of a floor drain is shown on Photo 19. We believe that the majority of cast in place topping deterioration is a

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Mr. N. Patrick Pio/etti Main & Broadway Parking Structure

City of Urbana August 20, 2004 result of on-going corrosion of the embedded reinforcing steel and/or freeze thaw action in the areas of breached waterproofing. We suspect that the durability shortcomings of the cast in place concrete at some of those areas was a major contributing cause of concrete deterioration. Although the extent of this deterioration is relatively minor, we suggest that these areas be repaired and waterproofed in order to forestall its spread and associated costly future repairs. Additional deterioration on the Second Level includes corrosion of tee to tee shear connectors in area of failed joint sealant-Photo 20, water accumulation on top surfaces due to inadequate floor drainage characteristics -Photo 21, and miscellaneous curb spalling, possibly due to snow plow damage-Photo 22.

f. Expansion Joint Seals.

The expansion joint seals currently in place were installed around 1993-1994 and are in poor condition at this time. The seals along column line "J" featured on Photos 23 and 24 have nosing compounds disintegrated and no longer perfonn their function of waterproofing the isolation joint. The seals are near the end of their anticipated service life of 10 to 12 years and need to be replaced. Moisture leaking through the deteriorated seals can cause damage to the underlying concrete components of the structure and can lead to costly repairs in the future.

Similar conditions exist at the expansion joint seals along the base of the ramp as shown on

Photos 25 and 26. Moisture leaking through these seals into the storage area and can cause mold and mildew fonnation in that room. It can also cause concrete deterioration of the structural elements supporting the deck in that area. As in the case of the expansion joint seal along the column line "J", these expansion joint seals need to be replaced.

Expansion joint seals along the stair tower and at pedestrian bridges have undergone localized failures of their nosings as shown on Photos 27 and 28. These types of factory pre molded joints lend themselves well to splicing and repairs. We believe that repair versus replacement of those joints is a long tenn and cost effective solution to problems experienced by these seals.

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g. Underside Surfaces.

City of Urbana August 20, 2004

Condition of the underside deck surfaces reflects failure of the waterproofing components above. Evidence of moisture leakage through isolated control joints, expansion joint seals and tee to tee joints was detected during our survey and is documented on Photos 29 though

32. We have not observed damage to the concrete components ofthe floor system as result of moisture leakage at this time. We do believe that such damage will occur if moisture leakage is permitted to persist. Minor spalling of overhead/vertical concrete surfaces was observed at two locations. Concrete column corbel spalling shown on Photo 33 was noted in the vicinity of the south stair tower as is most likely due to the bearing pad arrangement/position on the corbel. Spalling of tee stems shown on photo 34 is possibly due to damage occurring during the erection of these components. Both conditions do not represent a concern from structural safety perspective but need to be addressed to restore long term durability of these members.

3. Building Facade

The garage facade is currently in good condition with only minor signs of deterioration. Brick spalling shown on Photo 35 was noted at the north entrance to the facility. We believe the spall is caused by a lack of separation between the brick cladding and inverted tee beam. A minute movement of the beam under loading could induce large compressive stresses in the brick causing it to spall. Minor concrete spalling was observed along the Broadway A venue fa<;ade spandrel beam. These conditions are depicted on Photo 36 and stem from the lack of concrete cover over the embedded reinforcing steel. Building fa<;ade repairs of the noted areas need to be included in future efforts to restore and maintain the long term durability of this parking facility.

4. Pedestrian Bridges

Although the pedestrian bridges do not belong to the City of Urbana, their condition ultimately affects the parking structure. From a durability standpoint, condition of expansion joint seals at

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City of Urbana August 20, 2004 the bridges has direct effect on the condition of the parking structure elements below. In the case of both the east and the west pedestrian bridges, failed joint seals allow chloride laden moisture to attack the bearing ledge of parking structure's spandrel beam and fa~ade elements and initiate their deterioration. From a public safety standpoint, any concrete or brick falling from the bridge structure may injure garage patrons. Current condition of both pedestrian bridges is poor. The west bridge has undergone severe deterioration of its deck and parapet walls as shown on

Photos 37 and 38 and is likely to become a public safety concern in the near future. We therefore recommend that the City provide notice to the applicable Owners that the bridges should be repaired.

5. Miscellaneous Deterioration

Other types and locations of deterioration observed in the facility and requiring inclusion into a repair and preventive maintenance program are as follows:

• Minor concrete spalling at parapet walls and spandrel beam interior surfaces-Photo 39.

• Moisture penetration into the parapet walls of the Ground Level-Photo 40.

• Minor concrete spalling at stub columns-Photo 41.

Conclusions and Recommendations

The Main and Broadway Parking Structure has performed very well for its age. The facility appeared to be well maintained over its lifespan and should provide many more years of service with an on-going preventive maintenance effort. There is no evidence of structural distress in the facility and we believe that the floors are capable of safely carrying the imposed loads. The repairs implemented around 1993-1994 had a positive effect on the overall condition of the structure and have performed adequately to date. Although we detected some concrete deterioration of the Second Level floor requiring repairs, most of the problems experienced by the facility are of preventive maintenance type and relate to its waterproofing components.

As mentioned previously, a majority of the structure's waterproofing components installed

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Mr. N. Patrick Pioletti Main & Broadway Parking Structure

City of Urbana August 20, 2004 around 1993-1994 are nearing the end of their expected service life. The elastomeric deck coating and the expansion joint seals display signs of wear, deterioration and failure typical for their age and need to be replaced. Prior to the replacement of these components, all deteriorated cast-in-place concrete topping areas need to be repaired with good quality concrete. The control joint, cove joint and tee to tee joint sealants on the other hand are still in generally good condition due to the protection received from the deck coating and need only to be repaired/replaced in deteriorated/failed areas. Fa9ade deterioration repairs, overhead concrete repairs at the soffit of the Second Level as well as miscellaneous deterioration should be included in the preventive maintenance program. We also recommend that additional floor drains be installed on the Second

Level to minimize water accumulation on the top surfaces.

A repair and preventive maintenance program has been developed that includes current concrete repairs and waterproofing application technology necessary to maintain protection of the structural system for the Second Level and Ramp and extend its service life for the next ten to fifteen years.

The following table represents our preliminary opinion of costs related to these repairs based on expected pricing for work in the Urbana area if the project is performed in 2004. Some increase in costs may be expected if the project is undertaken in 2005 or later due to budget constraints.

Opinions of cost for repairs are approximations only and should not be interpreted as bids or offers to perform work. Actual costs can be affected by the extent of work done as one project, the quality of contractors used, the quality of materials chosen, and specific work conditions.

These conditions are based on design criteria that may not be known at the time of this report.

Any opinions of cost originate from historical project experience and/or conceptual estimates from contractors, as appropriate. More detailed proposals or bids should be obtained for actual construction budgets.

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Table 1

Main & Broadway Parking Facility

Preliminary Opinion of Repair Costs r

Item

1. Project Mobilization, Pennit and Fees.

2. Cast in place topping repairs at the Second Level. 500sf@20

. 3. Overhead and vertical concrete repairs at the Second Level.

I 4. Elastomeric deck coating replacement at the Second Level and Ramp.

5. Control, tee to tee and cove joint sealant repairs at the Second Level and Ramp.

6. Expansion joint seal replacement at the Second Level and Ramp.

. 7. Drainage improvements at the Second Level.

8. Fa"ade repairs

City of Urbana August 20, 2004

Cost

$ 10,000

$ 10,000

$5,000

$ 140,000

$ 10,000

$30,000

$10,000

$10,000

6. Miscellaneous items, including: parapet wall repairs, stub column repairs, re-striping, clean-up, site protection, supervision, and contractor's general conditions, etc. $ 45,000

Subtotal $270,000

Contingency Allowance for UnknownlUnanticipated Conditions. $ 25,000

Allowance for Engineering and Testing Fees. $ 25,000

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TOTAL $ 320,000 I

The above opinion of probable construction cost considers implementation of the maintenance program in one year and under one contract. Such maintenance program, however, lands itself well to be phased over a period of several years. If required the work can be phased either by perfonning the entire scope at different portions of the facility or it can phased based on the perfonning certain work items over the entire facility.

If the first type of phasing approach is desired, the cost should be distributed evenly over the number of phases/years. Escalation costs should than be allowed for in the budgets for this type of program implementation.

If the second type of phasing approach is desired, the prioritization should be made in the following order:

1. Expansion joint seal replacement.

2. Control, tee to tee and cove joint repairs.

3. Top side concrete repairs of cast-in-place concrete topping.

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Mr. N. Patrick Pio/etti Main & Broadway Parking Structure

4. Drainage improvements at the Second Level.

5. Replacement of elastomeric deck coating.

6. Overhead and vertical concrete repairs.

7. Facade repairs.

8. Miscellaneous deterioration repairs.

City of Urbana August 20, 2004

Implementation of this approach should also consider escalation costs in its budget.

Construction Contract and Sequencing

The probable costs presented in the previous section are based on current prices for labor, materials, and equipment. The costs presented also assume that the work will be completed in consecutive phases under one contract during a single year period with portions of both the ground and second levels closed for use during this period.

Contract Structure

The structure of the contract is an important consideration that will have a major impact on the probable construction costs, and the degree of disruption to the facility operations during the construction period. A single construction contract with a qualified general contractor is recommended for the entire phased project, and will offer the following advantages:

1. A single contract will result in lower overall costs and shorter completion times.

2.

Mobilization and demobilization will not be repeated for multiple contracts, and production and scheduling will be more efficient. The "learning curve" that occurs in any unique construction operation will be of full benefit to a single contractor.

A single contract will simplify contract administration and place responsibility for the work all with one general contractor.

This concludes our report on the above structure.

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Mr. N. Patrick Pio/efti Main & Broadway Parking Structure

City of Urbana August 20, 2004

Please contact us if additional clarification is requested on any of the above items and to discuss any questions on this project, including a timetable for completion of the work.

Very Truly Yours, DESMAN ASSOCIATES

A Division of Desman, Inc.

Roman Blekhman Project Manger

Robert Tober Senior Associate

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APPENDIX A

Photographic Documentation

Main & Broadway Parking Structure Appendix A-Photographic Documentation

Photo 1 - Overall view of the Main and Broadway Parking Structure east fac;:ade and bus shed.

Photo 2 - View of the alley fac;:ade and pedestrian bridges.

Photo 3 - Overall view of the north fayade .

Photo 4 - Partial view of the west fayade.

Photo 5 - View of the south (Elm Street) entrance and exit to the facility.

Photo 6 - View of the north (Main Street) entrance to the facility.

Main & Broadway Parking Structure /J

Appendix A-Photographic Documentation

Photo 7 - Typical concrete cracking of Ground Level slab supported on ground.

Photo 8 - Concrete spalling around Door drain at Ground Level.

Pboto 9 -Typical wear of the elastomeric deck coating in the driveways and turning areas of the Second Level.

Photo 10 -Damage to the elastomeric deck coating at the second Level due to snow plowing operations.

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Photo 11 - Typical deterioration of deck coating wear course (alligatoring) at the Second Level.

Appendix A-Photographic Documentation

Photo 12 - Same as the Photo 1 1 above.

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Photo 13- Typical failure/deterioration of control joint sealant in cast-in-place topping portion of the Second Level.

Appendix A-Photographic Documentation

Photo 14 - Typical failure/deterioration of control joint sealant in pre-topped portion of the Second Level.

Photo 15 - Concrete deterioration of cast-in-place transition ramp in front of the east pedestrian bridge at the Second Level.

Photo 16- Same as Photo 15 above.

Photo 17 -Typical concrete deterioration in areas of cast-in-place topping at the Second Leve l.

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Photo 18- Same as Photo 17 above.

Photo 19 - Concrete deterioration in the vicinity of floor drain at the Second Level.

Photo 20- View of corroding precast tee shear connection in an area of failed joint sealant.

Photo 21 -View of water ponding area at the Second Level.

Photo 22- Typical concrete curb spalling at the Second Level.

Photo 23- View of expansion joint seal along column line "J" at the Second Level.

Appendix A-Photographic Documentation

Photo 24 - Close up of expansion joint seal along column line "J" showing failure of the nosing compound and general deterioration of the seal.

Photo 25- View of the expansion joint seal at the base of the ramp showing failure of the nosing compound.

Appendix A-Photographic Documentation

Photo 26 - Typical fai lure/deterioration of expansion joint seal at the base of the ramp.

Photo 27- Expansion joint seal failure at the northeast stair tower.

Photo 28- Expansion joint seaI fai lure at the west pedestrian bridge.

Photo 29- Typical vi ew 0 f moisture leakage through fai led contro 1 joint sealant at the Second Level.

Photo 30-Same as Photo 29 above.

Photo 31- Moisture leakage through the expansion joint at the base 0 f the ramp.

Photo 32-Evidence of moisture penetration into the parking 0 ffice from the level above.

Photo 33- Concrete corbel spalling at the underside 0 f the Second Level.

Photo 34- Concrete spalling of a tee stem at the underside of the Second Level.

Photo 35- View of brick spalling around the column at the underside of the Second Level.

Photo 36- Concrete spalling along exposed ledge of spandrel beam and/or parapet wall due to lack of concrete cover over the embedded reinforcing steel.

I -. -

Appendix A-Photographic Documentation

Photo 37- View of top side deterioration at the west pedestrian bridge.

Photo 38- View of the underside deterioration at the west pedestrian bridge.

r.

j , Photo 39- Concrete spalling along the vertical surfaces of spandrel beams and/or parapet walls due to lack of concrete cover over the embedded reinforcing steel.

Photo 40- Moisture penetration into the parapet wall of the Lower Level due to inadequate waterproofing of coping joints.

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Photo 41- Spalling of concrete corner at the stub column of the Second Level.